Remember the purpose of a proforma is to determine if a deal pencils broadly, so getting extremely granular doesn't add anything useful.

That said, I completely understand your concern about deals looking "too good to be true" when you’re putting in 50% down.To avoid this, it’s best to analyze properties as if you were using more traditional financing (20-25% down).

I came back to Ohio and started working for a construction company, and have been there since. (2017) Currently I manage an asphalt plant for them in Columbus.I haven't done a ton of real estate investing, but have a strong understanding of construction, and project management. 

I would recommend investing in something that you understand. 

Originally posted by @Sidney Wilson:I understand that it is sometimes easier to have a broker do the work to find a lender, but the 1% + I always paid to brokers was a fairly significant cost.

@Monica Juarez-Gonzales Adding to prior note that @Michael Plaks has created the best resources and content, bar none, to help investors understand how to approach Cost Seg.

The key is to understand the capital stack, who is in line in front of you and what are their terms.The people who are getting burned may have known there was debt in front of them, but did they know it was short term or variable - did they know all the details to make a good judgment on the investment.If a property had 20 year fixed debt at 70% would you take that over 3 year debt on a variable rate at 50%? 

If I understand you correctly you are stating that transferring the properties to the revocable Trust, then transferring them to the LLC would not trigger the due-on-sale clause?

I couldn't and I now know I should of read the state property code to understand the difference between judicial and non judicial foreclosure.

My goal is to understand the current demand and rental potential for ADUs in this part of the city, as well as the costs involved in building.